North Dallas Subs Needed

[Brandon Allen]

Hey guys,

I got a house under contract with a wholesaler.  Here are the numbers on the house:

1500 sq ft

3/2/2

Needs foundation work, but really in pretty good shape.  Cosmetic work needed.

Here's the issue I'm having. This particular wholesaler (not naming names) showed purchase price of $156k, rehab of $15k, ARV erring on the low side at $210k (I legitimately think we can move this house quick at $215k). The wholesaler assured me that they had a bid from a GC that was willing to do all the work that was needed for the $15k.... Well, turns out, the bid from the GC was for $19,950.

Live and learn on this one. 

So! I need help big time.  I'm going to sub this whole thing out.  This is the north Dallas area in Farmers Branch.  Please please please, any referrals to good people at decent prices would be a god send.  

- Foundation (pier and beam house) - need to level the subfloor, no major cracks 

- Painter

- Carpet/tile

- Prefab cabinets and counter

- Windows (one is a cracked pane that I'm hoping can just be replaced and other is bathroom and I'm thinking we can use a little decorative window there to give it visual interest and it explains why it would look different from the rest)

- Tile in kitchen, carpet in bedrooms

What are your thoughts on using Home Depot for some of this stuff?  

Do you think it'd be cheaper if I purchase materials and hire the labor separately?

Thank you guys for any help you can lend on this.

[Trent Honea]

All Pro Foundation Repair 877-MEAN-GREEN has a good reputation locally, but I have not used them. They are from the DFW area and know the soils, etc.  (I have no affiliation of any kind with the company.  I've heard some good and nothing bad, but check for yourself.)

I don't know of any subs or GCs I'd recommend for what you need that I have used, but I wish you well.  Congrats on taking action!  Even if your profit ends up lower than expected, you gained a lesson in due diligence.  Always check the numbers provided by the seller whether private, wholesaler, flipper or turn-key.

If you are handy and able to do the work yourself, Home Depot has some very good flooring choices for sub $1 / sf pricing.  I've used these recently and got excellent results, but then again I grew up around construction and don't mind doing the work myself.  You might also ask around, one of your friends, fellow church/synagogue/mosque/whatever attendees, or other acquaintances might know of some good contractors, or even a good handyman who will do the work if you provide the material.  (That's probably your best bet to beat the GC quoted price.)

From what I have heard, the HD listed subs are on the very high end price range, at least in this area.  You'd do better by showing up to HD early one morning, say at 7, and look for the work trucks in the parking lot.  These are often the guys getting materials on their way to a job.  Talk to a few, and maybe ask the cashiers if they know of some regular customers to talk to.  You might find a contractor there who does the type of work you need on the side or on weekends, but buyer beware.

You mentioned carpet in bedrooms, but I'd recommend a laminate flooring instead.  They are very popular and durable both for resale and for a rental property.  When I acquire a property that needs rehab, I hire a college kid to rip out the carpet and linoleum and put ceramic tile and laminate floor back.  Ends up looking great!

HD's stock cabinets are a pretty good deal as well.  I like to spice it up with a ceramic tile or glass back splashes and granite or marble tile counter tops.  Looks high-end without the high cost.